The finance-executive mortgage, structured around how senior finance comp is actually paid.

Per Fannie Mae §B3-3.1-09, cash bonus is qualifying income when supported by a documented 2-year history at a similar level. Typically we use a 24-month average. If your current bonus target is higher than the 24-month average (e.g., due to promotion), we can sometimes use the lower of (current target × 24-month consistency) or (24-month actual).

Vested RSUs already taxed and reported on your W-2 count as ordinary income with the same 2-year history rule. Documentation comes from your equity provider statement (Schwab, E*TRADE, Fidelity, Morgan Stanley) and your W-2 Box 1.

In specific programs, yes — typically for jumbo and non-QM products. Required documentation: employer-issued equity vesting schedule confirming dollar value of upcoming vest events, at least 12 months of vest history at the current employer, and stable stock price at or above grant price. The structure varies by lender program but the rule is increasingly common.

Yes. Promotion at same employer with documented offer letter or comp review confirming the new structure typically allows immediate qualifying at the new base + target bonus. Bonus history can sometimes be aggregated across prior roles at the same employer, depending on lender program.

Non-Qualified Deferred Comp (NQDC) is generally excluded from current qualifying income (you haven't received it yet — it's a balance sheet item), but the underlying earned compensation that's being deferred is still on your W-2 Box 1. Once distributions begin, they count as ordinary income for qualifying purposes.

Retention bonuses with documented multi-year vesting schedules can sometimes count if the vesting pattern is recurring at similar levels. Single-year retention bonuses are usually treated like signing bonuses (excluded as non-recurring). Specific lender programs vary.

Yes — asset depletion / asset utilization programs let you qualify based on liquid investments rather than current employment income. We can also structure around an executed signed offer letter at a new employer when start date is within 30–60 days.

Often yes. Standard lender programs accept a signed, executed offer letter at the new employer with start date within 60 days. We require: signed offer, confirmed start date, and the offer level supports the qualifying income. Required documentation is straightforward but specific.

Options are treated differently — they're not income until exercised. Exercised ISOs and NSOs flow through W-2 Box 1 (and trigger AMT for ISOs); we count the realized gain only. Unexercised options are not future income for qualifying purposes (unlike RSUs with documented vesting schedules).

Pre-IPO equity is generally not counted as qualifying income (no certainty of liquidity). Common paths: (1) qualify on cash comp only with conservative jumbo, (2) use asset depletion if you have liquid wealth from prior exits, or (3) wait until liquidity event and qualify post-IPO. We've structured all three.

Employee Stock Purchase Plan ordinary income (the discount portion) flows through W-2 Box 1 and counts as wages. Capital gains on ESPP shares held over qualifying period are taxed separately and don't count as qualifying income.

Conventional: 620+ minimum, 740+ optimal. Jumbo: 700+ minimum, 740–760+ for best rates. Super-jumbo (>$2M): typically 740+ minimum. Most finance executives have 760+ scores, so credit is rarely the binding constraint.

Employee 401(k) contributions are part of your gross W-2 Box 1 (or Box 12 if pre-tax). Employer match is not on your W-2 and isn't qualifying income. The 401(k) balance itself is a liquid asset (subject to certain restrictions) that can support asset depletion or pledged asset programs.

Pledged asset mortgages let you use a portion of your brokerage portfolio as down payment collateral instead of cash. Margin or securities-backed lines of credit can fund larger down payments. Each option has rate and risk trade-offs we'll walk through.

Purchase: 35–50 days typical for jumbo, 30–40 for conventional. Refinance: 25–40 days. Equity income documentation often adds 5–10 days vs. simple W-2 files. We give you a realistic timeline at pre-approval.

Last 2 pay stubs, last 2 W-2s, last 2 tax returns, most recent comp letter or offer letter showing current target comp structure, RSU/equity vesting schedule from your equity provider (Schwab, E*TRADE, Fidelity, Morgan Stanley), and recent brokerage statements. We'll pull credit at the right point in the process.

Yes. Standard joint qualifying applies. Both incomes are documented and combined for DTI purposes. Often produces a strong combined picture — particularly when your spouse has stable W-2 income while your variable comp creates the equity upside.

Signing bonuses are typically excluded as non-recurring income for qualifying purposes. They still help you (more cash for closing, reserves, down payment), they just don't count toward DTI calculation.

Yes — through specific Foreign National programs. Required: valid visa, employment offer or current employment, U.S. credit (or alternative credit documentation), and typically a higher down payment (often 25–30%). We work with several lenders who specialize in this product.

PE-backed comp typically replaces public-company RSUs with profits interest, options, or equity rollover. These instruments are illiquid until a liquidity event (sale or IPO), so they generally don't count as current qualifying income. We structure around the cash comp components for current qualifying and document the equity for net worth purposes.

Conventional (Fannie/Freddie) caps at $806,500 in most counties (or $1,209,750 in high-cost counties); above that you're in jumbo territory. Rate difference: typically 25–50 basis points (jumbo can be tighter or looser depending on lender program). Most senior finance execs in tier-1 metros are in jumbo or super-jumbo.

Yes — rental income from the departing residence counts under Fannie Mae rental income rules (Form 1007 or Schedule E), typically at 75% of gross rent to account for vacancy and management costs. Critical to document the executed lease before closing the new purchase.

Depends on retention package structure. If the acquirer issues a retention award with documented terms and vesting, we can sometimes structure that as part of income. If you're getting severance with continued comp, that has its own structure. Acquisition scenarios are case-by-case; bring the documentation and we'll work through it.

NEXA Mortgage LLC is licensed in 48 states. Specific licensed-state list available on request. We work with senior finance executives nationally and have particular depth with finance-hub metros: Charlotte, New York, San Francisco, Chicago, Boston, Dallas, Atlanta, Nashville.

Same-day pre-approval is available — submit a quick form and we'll respond within a few hours. For complex comp structures (recent promotion, equity-heavy mix, transition scenarios), a 30-minute discovery call lets us map the right loan path before pulling credit. Either way: NMLS #1072866 — direct contact, no callcenter handoffs.